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Minutes 04-26-77MINUTES OF TH]E REGULAR MEETING OF THE PL~_NNING & ZONING BO~/~D ~LD AT CITY HALL, BOYNTON ~BEAC. H, FLORIDA, TUESDAY, APRIL ~6, 1977 AT 7:36 P. M. PRESENT Simon Ryder, Chairman Col. Walter M. Trauger, Vice Chairman Ronald Arena (Arrived 7:45 P,M. ) Mrs.~ Richard t Carmen Annunziato, City Planner Arrived ?~:45 P.M.) Chairman Ryder welcomedl everyone and called the meeting to order at 7~30 P. M. He introduced th'e members of the Board, City Planner and Recording Secretary. Minutes Of .Regular Meetir~ of April 12, 197,7 had informed Mrs. Kruse prior to ~he meeting there had been Minutesof WorkshopMeeting ..of April 20, ..!.977 Chairman Ryder calle~ on the members for comments and they all replied the~ had none. Chairman Ryder then referre~ to Page 3, second and requested the addition of: "of the new e S ct~on after Pa~e 3. Ne re~ he.same the ~ottom and re~ that it be clari- 1 was "regarding the open space and He referredte Page 5, .~ourth , and ~equested the addition of: "administration of" before variances. Mrs. $chorr moved that the minutes of April 20 be accepted as corrected, seconded by Mrs. Huckle. Motion carried..4-O, with Mr. Lambert abstaining. ~Gol. Trauger referred to their review of Dr. A%kias' applica- tion and thought about Atkins' a Chairman~Ryder told last nigh% when Dr~ or a variance OhS.the wall gas heard. MI~TES ~ANNING & ZONING PAGE TWO APRIL 26, 1 977 He informed them that the Board of Adjustment also discussed this application at length and there was a lot of conjecture of how the to resort te a he in aho &,,Zoning Board came up with the and. omc mem~er mentioned it. to ins it written not for ¥~as to reconsider this part of ¢larifie~ that when it was prepared to indicate permissive uses it came about .because of the b~wting ~ol. Trauger then asked Mr. Annunziato what the general prac- tice was in She ot of Palm Beach how this applied to-corner ~here was considerable argmmenb about this when i~ was origi- nally written maae bm~ was then change~ ~o a with~his ordinance and a nee It a ~eEe- ~never ac~ and does not de ~ as as a vegetative barrier. A wall is a and does not permit light or dust $o er. O~ a rear ~hairma~ added that it was interesting that the neighbors who were not opposed to this vegetative barrier felt it was good enough for a sound barrier. Where would the sound barrier be with low bushes? At this time, 7:45 P. M., Mr. Arena and Mr. Winter arrived. New B~siness Preliminary Plat Approval- Cranbrook Lake Estates S.W. Corner of Golf Road & Congress Avenue Mr. Stanley T. Olesiewicz, Agent for Mm. Joseph Cogen MINUTES PI~NN~G & ZONING BOARD PAGE THREE APRIL 26, 1977 Chairman Ryder announced that letters had been received from Mr. Joseph Cogen and Mr. Stanley T. Olesiewicz regarding the authorization of Mr. Olesiewicz as Mr. Cogen's agent. He then called on Mr. Annunziato for comments. Mr. Annunziato informed the Board that this preliminary plat is complete in all respects. He referred to the Board being familiar with it with having just approved a reduction in the amount of units. He explained how the plat was completed with technical aspects. He recommends approval. Chairman Ryder asked if the final plat would be presented to the Board and M~. Annunziato replied: yes. Mr. Stanley T. Olesiewicz appeared before the Board. He in- formed them that this was approximately 85 acres and the pre- liminary plat proposes 169 lots approximately with 80 ft, minimum width and 1t2 ft. minimum depth. This is an approxi- mate density of two units per acre. The project entails re- location of an existing canal and they do have full approval of the Lake Worth Drainage District. The project also entails the excavation of a l~e approximately 26 acres in size to provide fill for the lots. The lake will also serve as a storm water storage basin and handle runoff. The engineering plans have been submitted to Mr. Clark~and the preliminary water and sewer plans have been Submitted to Mr. Cessna. Indications are that the plans meet their approval. Chairman Ryder asked if there was positive drainage and Mr. Olesiewicz replied: yes into the lake and then into the canal according to the regulations of the South Florida District. They discussed further the sewer collection systam, Mr. Winter clarified that the lots were 80 x ~12 ft. and Mr. Olesiewicz agreed. Mr. Winter remarked that they looked like all 100 ft. and ¥~. Olesiewicz explained that the lots on the lake run 100 ft. to the top of the slope, but there is an additional 28 ft. to the lake. Col. Trauger ques- tioned the depth of the lake and ~. Olesiewicz informed him it would be approximately 40 to 50 ft. ~. Lambert referred to the original review of the plans when the Technical Review Board had noted comments and asked if this was according to the previous plans except for changing the lot lines. Mr. Annunziato replied that on the rezoning to PUD, there were certain requirements two of which were the side yard setbacks and right-of-way dedication. The right-of-way is noted for Congress Ave. and the setbacks won't come back to this Board, but will be enforced by the Building Dept. Mr. Lambert referred to their recommendation for the side yard setbacks and Mr. Annunziato replied that 6 ft. had been written into the ordinance. Mr. Lambert stated that apparently all the re- commendations have been met, as very few comments are noted on this preliminary plat. MINUTES PL~/~NING & ZONING BOARD PAGE FOUR APRIL 26 , 1 977 Col. Trauger moved to recommend to the City Council the ap- proval of the preliminary plot plan for Cranbrook Lake Estates located at the Southwest corner of Golf Road and Congress Ave. Mr. Lambert seconded the motion. No discussion. Motion car- ried 7-0. Change in Zoning Line - South 1/2 of Lots 3 and 4, Laurel Hills Subdivision, N. W. 7th Street at N.W. 2nd Avenue Mr. Robert Beane, Applicant Chairman Ryder referred to this being a change in the zoning line and asked if it had been advertised or the neighbors notified and Mr. Annunziato replied: no. Chairman Ryder re- quested Mr. Annunziato to continue with his comments. Mr. Annunziato referred to having a somewhat similar situation at the last meeting where he advised the applicant to split the application into two parts. M~~. Beane has similar pro- perty just to the east of the property discussed at the last meeting. At that time, he told the Board that carrying through the zoning line change with no public hearing was sketchy. However, since then he has checked with the attorney and read Section 3-5G which is applicable. This section of the ordi- nauce certainly vests the Board with recommendation powers and the Council with approval powers to change the line. ~M. Lambert clarified that actually it was not rezoning, but acknowledging the zoning line was in error and Mr. Annunziato agreed this was the ws~ the attorney felt. Chairman Ryder referred to asking Mr. Beane to draw a sketch on the blackboard regarding the request and he requested Mr. An~unziato to explain the request. Mr. Annunziato explained how the zoning line divides the south half of Lot 3 and the south half of Lot 4. He pointed out that the property to the south was zoned C-2 and to the north was zoned R-lA. He advised that there was a house on each lot straddling on the zoning line. The request is to move the line to coincide with the lots. Chairman Ryder stated that he visited the site and apparently this area is being used as there are two houses there. Mr. Beane informed him that both houses are empty. He continued that he owns four buildings and only one is rented. He plans to make this an office with a driveway off of Industrial Ave. Chairman Ryder clarified that his plans were for commercial rather than residential; however, with the houses there, he thought the request should be for residential. Mr.. Lambert stated that these two houses are rather old and have been in foreclosures several times. They have been problem proper- ties for years. Mr. Bemue stated that he purchased them re- cently in foreclosure and both houses had been repossessed. Mrs. Huckle asked who owns Lots 1 and 2 and ~,~. Beane replied that he owns Lot 1 and there is a gas station on Lot 2. MINUTES PLA~ING & ZONING BOARD PAGE F~ APRIL 26, 1 977 Mrs. Schorr commented that this case is a little different than Dr, Jacobs because h'~' owned the lot for a long time and then asked for the other part to be rezoned. This is a new purchase 'an-d was purchased in R-lA. ~s. Huckle asked where the C-2 would extend to and Mr. Beane replied that it will extend to the end of his property line. Mr. Annunziato added that Lots 3 and 4 were divided many yea~s ago into north and south halves. Mrs. Huckle asked who owned these northern lots a~d if there were houses lo- cated on them an.d Mr. Beane replied that there was an occu- pied house on the northern half of Lot 4, Col. Trauger re- marked that these owners may object since this was not adver- tised and Mrs. Huckle agreed this was her reservation. She is not against what Mr. Beane is requesting, but they should be fair to the people in the R-lA zone. It is her personal belief a~ud contention that a public hearing should be held to avoid aLy complications. Chairman Ryder stated that from his inspection, the homes there are old homes and not attractive. He was not particu- larly impressed with the homes in the northern parts of these lots. ~. Lambert stated he questioned whether he would change his opinion if they heard from the property owners on the northern halves, because even if they object, he believes it would be better to adjust the zoning line. Mrs. Huckle stated that she may not change her mind either, but thinks it is the proper way to go especially when changing from residential to commercial. Chairntan RYder agreed, but stated since they have a legal opinion, he feels they must abide by it. He is concerned that the immediate neighbors should know about this. Col. Trauger stated he did not think he would change his view, but believes in all courtesy that notices should go to the neighbors within a 400 ft. radius. Mr. Lambert referred to the possibility of all the people within ~00 ft. objecting and questioned the alternative as half the homes would still be-zoned residential and half zoned commercial. Mrs. Huckle replied that it could be resi- dential. Chairman Ryder agreed residential was not entirely out of the picture 8md he referred to many members of the Board being guided by the opinion expressed by the majority of the people. He suggests that when a motion is made that it is stated we are proceeding on the basis of no public hearing and on the advice of legal opinion. Mr. Arena re- plied that since ~. Annunziato claims the Board has the legality and the City Attorney has said we can proceed, he doesn',t see any purpose to incorporate this in the motion. He thinks in certain cases the public should be notified, but doesn't' think it has any bearing on this particular thing. This is the City Attorney's opinion and he believes we should avoid a legal situation. MINUTES PLAN~ING & ZONinG BOARD PAGE SIX APRIL 26, 1977 Chairman Ryder stated he thought this came up particularly because at the last meeting, the zoning line was adjusted just to the west of here. Even with that recent experience in mind, he feels~some members feel this is different. Mr. Lambert stated he could question hundreds of these pro- blem~ in the zoning map as there are ma~y places where the zoning line goes through a lot. If it wasn't within the realm of the Planning & Zoning Board and City Council to determine lines, there would be a great amount of work to determine the zoning lines. Mrs. Huckle reread Section 3-5G and stated that despite the fact that legal opinion has been given, we still have the option if we chose to recommend an alternative or approve or deny it. Approval by the Planning & Zoning Board can be at their wishes. Chairman Ryder clarified that he suggested a motion be made with the understanding that no public hearing or public notice was required. Mr. Lambert made a motion that the Pl~uning & Zoning Board recommend to the City Council the relocating of the zoning line on the Robert Beane application in accordance with Section 3-5G. Mr. Winter seconded the motion. Under dis- cussion, Mrs. Schorr referred to Mr. Beane having two homes on the zoning line which are non-conforming and he will have to apply for a variance all the way along whenever he wants to do something with those homes. Mrs. Huckle .stated she didn't feel there was any real opposition expressed against the request, but just the matter of some feeling it should go through a public hearing. She believes commercial zoning would be the proper use.. The general opinion is not against ~his, but some feel it could be done differently. Col. Trauger asked if there was any degree of emergency and Beane replied: yes. Col. Trauger asked when he purchased the property and ~. Beane replied a couple months ago and thought it was C-2. Mr. Lambert added that i£ the Council feels we moved on this too haphazardly without notifying the immediate property owners, they can request it to come back to us. Mr. Winter stated he was concerned with the houses being split into two parts. He feels they are completely covered in their actions according to Section 3-5G. Col. Trauger asked how long it would take for a public hearing notice and ~. Annunziato replied that 15 days was required after the application has been submitted. Then, it would go to the Council for recommendation and public hearing and if they agree, an ordinance is requested. Chairman Ryder asked if there would be added expense to the applic~ut and Mr. Annunziato replied: yes, the initial expense. He continued that the ordinance would have to be read twice and the entire procedure could take 2 to 2½ months. Mr. ~rena stated he thought the situation was that the City has ch~uged the boun- dary line in the past and has created this situation. It is MINUTES PLANNING & ZONING BOARD P£~GE SEVEN APRIL 26, 1 977 up to the Planning ~ Zoning Board and City Council to rectify the situation. Previously, the owners did not want to do anything good with this property. Now, the present owner does not understand how He does not consider it a rezoning application, but an application requesting the zoning line to be moved so it is the same all the way through, so it can be developed. He does not think the attorney will leave the City Council act if we are not legally right. If the people should be notified, he is sure the City Attorney will advise the City Council of this. He does not think we should create an added exoenseo Col. Trauger stated he does not interpose, anY objection to Mr. Beane,s request, but does interpose an objection to surprising the people in the rear with C-2 zoning. Chairman Ryder referred to recent construc- tion along Industrial .Avenue and stated this is an area pro- bably more commercial or indus, trial than anything else. This is the nature of this particular area. He then requested Mrs. Kruse to reread the motion. He asked if reference should be made to not having a public hea~ing and Mr. Annunziato re- plied that he thought th~s question will be raised before the City Council. As req.uested, N~s. Eiruse took a roll call vote on the motion as follows: Motion carried 5-2. ~. Arena - Yes Mrs. Huckle - No Mr. Winter - Aye Mr. Lambert - Aye Mrs. Schorr - Aye Col.Trauger - No Mr. Ryder - Yes, on the basis we have brought to the attention of the Council exactly what the situation is and on the basis we have reacted. Site Plan. Approval - Two George's Marina 728 Casa Loma Boulevard Replace~ent of a portion of the existing building Mr. George Culver, Applicant Mr. Annunziato informed the Board that this plan constitutes a reconstruction of a portion of the existing building. There is no front yard setback on Casa Loma Boulevard. This was brought to the attention of the Board of Adjustment and they did grant a variance in December, 1976, on the front yard setback for M~. George Culver. The staff has reviewed this plan and some comments bear close scrutiny. Most impor2- an~ is the comment from the Fire Department requiring a fire hydrant. The City Engineer states a 2" water line is not MINUTES PLANNING & ZONING BOARD PAGE EIGHT APRIL 26, 1977 adequate for fire flow. There is no fresh water fire pro- tection. He then. read a memo from the Fire Marshall requir- ing a 6" water main and fire hydrant to be provided and the reasons for same.. He pointed out the recommended location for the fire hydrant adjacent to the landscaped area in the parP~ng lot.. He then explained the plans° He added that the Board of Adjustment gave Mr. Culver two years to complete construction or he loses the variance. The members studied the plans. Mr. Lambert questioned the normal setback and ~. Annunziato informed him it was 25 ft. in the C-4 zone, which would ren- der the property impossible to use. Mr. Lambert stated he did not understand the thinking behind the application to the Board of Adjustment. Did they make a blanket decision for whatever plans are presented? Mr. Annnnziato informed him that the variance stated the new building shall not exceed the setbacks of the existing building. Chairman Ryder asked if Mr. Culver wished to add anything and Mr. Culver stated he would like to make a statement re- garding the Fire Marshall's opinion. He has owned and oper- ated this property for 20 years ~d in that 20 years, the only time the Fire Department was ever called was when two boats exploded. There was no.~eed for water a~ they had to use dry chemicals. It seems a needless waste of money when you have acanal right there with all the water you need which they could drop a hose into. The Fire Ms, shall might say salt water will hurt the equipment, but it can be flushed out. He fought for years to get the street paved and it was finally done and now they want it ripped up to install a 6" water line. In reference to life and property being dam- aged, if a fire did start in the restaurant, it is there by itself with water on one side, parking and street on the other sides and would not wipe out a whole block. The 'closest building is an old building. It is not like talking about a residential or business street with buildings next to each other. Chairman Ryder stated they were talking about a public street and there is no fire hydrant for over 700 ft. from this property. The City must be cencerned about the public wel- fare. He does not compare the dropping a line in the water to hooking up to a hydrant as there is pressure in the hy- drant and you cannot get the flow from dropping a line in the water. He thinks the Board must be guided by this pro- fessional advice in this instance. Mr. Culver added that he was also tearing down the wooden building and replacing it with concrete. ~. Lambert questioned the use of the 25 x 33 ft. building and Mr. Culver informed him it would be for storage space and freezers in connection with the restaurant and boat. MINUTES PLAN~ING & ZONING BOARD PAGE NINE APRIL 26, 1977 Mr. Lambert stated that he was proposing to tear down the west end of the existing building and build this building and when completed, he will tear down the east wing and build a new restanrant. Mr. Culver replied: no and explained the pls~s. Mr. Lambert asked what was the next building pro- posed and ~. Culver informed him it would be a dining room. Mrs. Schorr asked if it would be a continuous building and Mr. Culver replied: yes, he plans to replace what is there now with concrete and on pilings. ~. Lambert questioned the parking and Mr. Annunziato informed him that the staff had discussed this. The Board of Adjust- ment did not act on any parking variance. At best, the present parking is grandfathered arid it has been improved with paving and landscaping.. Considering the location and amount of land, Mr. Culver has made good use of the land. The parking required for this building would at most be two parking spaces as it is mostly storage. Mr. Lambert clarified that it was not being based on the regulations, but was aa been done in past years. Mr. Lambert remarked that ~hen Mr. Culver finishes the new dining room, etc., he is hopping to have an increase in busi- ness and Mr. CUlver informed him that he was not enlarging the building or increasing th~ seating. There is a dining room there which will bie replaced. Mrs. Huckle questioned the seating capacity and ~. Culver replied there were 150 seats. Mr. Annunziato stated that the parking situation would be grandfathered. Mr. Lambert stated that something doesn't seem right with taking something befors the Board of Adjustment and they give hypothetical relief. How can the Board of Adjustment grant a variance and based on what? They did not have the plans. Mr. Annunziato replied that it was not within the purview of this Board to act on. This Board must accept that the Board of Adjustment granted a variance. Mr. Lambert stated that relief couldn't be given on something without pl'ans. In approving this plan, we will create a problem. Mr. Annunziato clarified that a variance has been given for the setbacks. Chairman Ryder added that there is an existing configuration and it is not a new building mud Mr. Lambert disagreed and stated it was a new building. Chairman Ryder continued that it was apparent to what is intended and they cannot question the Board of Adjustment actions. Mr. Annunziato stated that Mr. Culver came in about six~:~onths ago ~d asked the Building Official about reconstructing this building. He was told it did not meet setbacks m~d he would have to get relief. He accomplished this by applying to the Board of Adjustment a_nd a variance was graz~ted and he is com- plying now with following through with the Boardof Adjust- ment requirements. He is within the limits as permitted by the variance. Mr. Lambert questioned what plans the Board of Adjustment approved. MIL~TES PLANNING & ZONING BOARD PAGE TEN APRIL 26, 1977 Mr. Lambert referred to relief being give~ on any non-con- forming properties which would make them conforming and stated that they must consider adding to the non-conformity. He thinks they are talking about more relief than a front setback, b~r..&nnunziato replied that it could not be altered beyond 5~/~. Mr. Lambert stated that this may be on the same site, but this is a new structure. Mr. Culver stated that he was trying to replace an eyesore. .Mr. Lambert agreed some improvement could be used, but stated he did not want this to come back after going to the City Council, ~. Culver stated that it took him three months mud three meetings with the Board of Adjustment to obtain the variance, t~. Lambert stated ~that the ance was needed that it was discussed at length by the Board of Adjustment. Mr. Annunziato added that Mr. Reed was also present at the Board of Adjustment meeting. Mrs. Huckle read from Page 48 regarding non-conforming use of land and Mr. Annunziato informed her this was a permitted use. Mrs. Huckle questioned the portion of this area which was actually non, conforming and Mr. Lambert replied that it was the whole structure because of the setbacks. Chairman Ryder asked how old the building was and Mr. Culver replied about 30 years old.and it was changed from C-2 to C-4 zoning. ~s. Schorr referred to Page 48-B, Paragraph E. Mr. Annunziato stated that a non-conforming building can be reconstructed as long as the existing setbacks are maintained. He explained how ~. Howell felt total reconstruction would necessitate the need for a variance. M~. Lambert replied that this still did not sound right and referred to the possibility of people buying non-conforming buildings and tearing them down and replacing them. He thinks this is ridiculous when we are trying to get rid of non-conforming uses. Mr. Annunziato informed him that the Board of Adjustment felt Mr. Culver had a legitimate hardship in view of the size of the land he owns. ~Ms. Huck!e referred to there being further state~nents in the code book regarding non-conforming uses of a structure and ~. Annunziato informed her the use was permitted and it is the structure itself which is non-conforming. Mrs. Huckle read Paragraph D(1) and ~. Annunziato replied that it did not apply to this. He explained how it was a non- conform_lng structure opposed to a non-conforming use. Mr. Arena made a motion that this Board recommend to the City Council the approval of this plan subject to the recommenda- tions of the Fire Department and Engineering Department. Col. Trauger seconded the motion.. Under discussion, Chairman Ryder clarified that this motion recognizes the recommendation MINUTES PLANNING & ZONING BOARD PAGE ELEVEN APRIL 26, 1977 by the Fire Department. He doesn't think it is the Board's problem to go into who pays the cost, etc. but just whether we agree with the Fire Marshall's request. He feels it is highly necessary to have this fire hydrant and feels this ~s. Schorr referred to the and Chairman Ryder replied that in this particular instance, there is no seating as only a new storage room is planned now. Mr. Lambert remarked that they did not know what the rest would look like and Mr. Annunziato replied that they were not granting approval on the restaurant parking, Mr, Lambert stated that a variance was granted by the Board~,0f Adjustment on something which they have not seen. Mrs. Echoer asked if the square footage would be altered and Mr. Culver replied that it was actually a little, tess than the existing building. He showed them a colored plan showing the proposed finished building. As re- quested, Mrs. Kruse took a roll call vote on the motion as follows: Mr. Arena - Yes ~s. Huckle - yles Mr. Winter - Yes ~. Lambert - No ,Mrs. Schorr - Yes Col. Trauger - Yes Mr. Ryder - Yes Motion carrie~ 6-1. Mr. Lambert clarified his vote was based on the plans not being complete. He does not object to fixing the property up, but opposed the procedure followed in this particular matter. Mrs. Huckle requested Mr. Annunziato to explain how the parking could be grandfathered and Mr. Annunziato replied that he considered this question himself. He read Para- graph E on Page 48B and stated that the use is certainly another characteristic of the structure. Mrs. Huckle stated this was not under the parking section and Mr. Annunziato replied that the non-conforming ordinance applies to the entire code of which parking is a part of.~ ~. Culver ex- plained how property owners had donated right-of-way and parking was utilized on the public street. He agrees the situation is not the best, Mrs. Huckle asked how many em- ployees were connected with the restaurant and Mr. Culver replied that his ex-wife is running the restaursmt and he doesn't go there, but would say approximately six. Mrs. Huckle stated that according to the code, not considering the non-conformity paragraph, 53 parking spaces would be required for the restaurant. Mr. Annunziato added that additional spaces would be required for the usage of the boat. However, 3/4 of the new reconstructed building will not require parking. Chairman Ryder referred to parking on MINUTES PLAI~iNG & ZONING BOARD PAGE TWELVE APRIL 26, 1977 the public street and M~. AnnUnziato informed him there were 13 parking spaces on the property which do back onto the street. He added that he would prefer that language requir- ing a variance for the parking be included. The Building Official did ask this to be brought up, but the Board of Adjustment did not as it was not indicated on the applica- tion. He suggests that Mr. Culver apply for a variance on the~parking before returning with plans for the remainder of the building and Mr. Culver replied that Mr. Howell has ruled it is satisfactory now. _Adjournment Col. Trauger moved to adjourn, seconded by M~. Lambert. Motion carried 7-0 and the meeting was properly adjourned at 9:10 P. M. Respectfully submitted, Suzanne M. Kruse Recording Secretary (Two Tapes ) Date: A.p. ril 26, 1977' Time: Place: AGENDA PI.diNNING AND gONING BOARD Regular Meeting- · 7:30 P.M. Council Chambers City Hall 1. Acknowledgement of Members and Visitor~. · ' ' '. ''' '- Reading~and Approving of-Minutes. S. Announcements. 4. Communications. Old Business: - i js · New Bus s: -_- A. ·Preliminary Plat Approval: ~cranbroo~ Lake Estates Location: S.W. corner o~ Golf Road and Congress Avenue Applicant: Mr. Stanley T. Olesiewicz, agent for'Mr. Joseph Cogen '' B. Change in Zoning Line . ......... · ..... ' ........ LOOat£Qnx_ So~th .1/2 of Lots' 3 and 4, Laurel Hills Subdivision, N.W. 7ith Street at N,W. 2nd Avenue. .............. Applicant:--:Mr~-.~obert Beane C: Site Plan Approval 1. ~ Two-George's Marina . ' 7·28 Casa LomaB.oUlevard "~_ Replacement of'a pqrtion of the existing building ' Mr. George Culver,.Applicant Rev. 3/19/76